36 retirement apartments at Land South Of Sole Bay Health Centre, Teal Close, Reydon

“The building would include a communal residents lounge, managers office, a secure entrance lobby, guest suite, internal refuse storage, internal cycle storage, mobility scooter storeroom, a communal garden along with a terrace, and a 24-hour emergency help line available within each apartment and in the communal areas. 30”

“The application proposes 20no. 1-bed apartments and 16no. 2-bed apartments. A number of these will have private balconies or terraces.”

“The site was previously granted approval in 2010 for the construction of a care home (application ref. DC/09/0611/FUL); this was part of a wider development scheme which include the development of the health centre and 38 no. dwellings. The dwellings and the health centre have been built out, although the health centre was constructed under a later permission (DC/12/0781/FUL).”

“The site is largely surrounded by residential development, along with the Health Centre to the north and the Bowls Club to the west. Residential dwellings in the area are a mix of two-storey and single-storey scales, along with the three-storey apartment block on the east side of Teal Close.”

“DC/09/0611/FUL: Construction of healthy living centre, residential care home, retail/commercial units, 38no. dwellings and creation of new village green (Amended Scheme) – Permitted. • DC/11/0661/DRC: Discharge of Conditions 3 (in part), 4, 6, 11, 12, 13, 14 (in part) and 15 of DC/09/0611/FUL - Construction of Healthy Living Centre, residential care home, retail/commercial units, 38 no. dwellings and creation of new village green (Amended Scheme).”

“Inadequate parking and highway safety The revisions to the site plan, which include the addition of ‘2 no. Motorcycle Bays’, are negligible and do not address the significant shortfall in vehicle parking. Conflict with RPC Action 9 (Adequate Parking Provision): The Neighbourhood Plan requires adequate parking provision to be included in all new developments to avoid unsightly and unsafe parking, ‘such as parking on roadside verges’.”

“Overdevelopment and infrastructure pressure • Cumulative impact: The addition of 36 units contributes to a cumulative effect of overdevelopment along Halesworth Road, following approvals at St Felix and the Adnams bio-digester. • Infrastructure: RNP Key Issue 5 (Infrastructure Needs (Sewerage, Drainage, Roads and Parking)) highlights existing strain on sewerage and drainage systems.”

“Councillor Beavan said that the predication for viability assessment was whether their planning officers accepted the plan as an alternative use assessment. He questioned whether the alternative use was really an appropriate alternative use as it decided land value and because the land value was so high, about £1million/acre that meant they could not afford the affordable housing.”

“Density of development concern – L3 of 2026 NPPF. • WLP 8.32 Local plan that may refer to density of local plan. • WLP 8.2 Affordable housing. • Lack of affordable housing – 9 dwelling doesn’t require affordable homes. Then represents a conflict with policy as affordable housing isn’t being delivered when it could be. • WLP 8.1 – housing mix policy – supported by Reydon Neighbourhood plan.”

“The application be REFUSED for the following reasons:”

“The AUV does not comprise efficient use of land, the role in benchmark land value is flawed. It is a low density form of development in an urban location which is a conflict with NPPF L3 and WLP 8.32 density and design development, and the resulting lack of affordable housing is contrary to WLP 8.2. The lack of agreed late-stage overage clause conflicts with WLP 8.2 and the associated appendix of Waveney local plan.”